2116 E James Ave, West Covina, CA 91791 Property Records

Los Angeles County property record for 2116 E James Ave, West Covina, CA 91791

Property Summary

Property Type	Single Family Home
Details	4 bd · 2 ba · 1,233 sqft · built 1953
Lot Size	0.179 acres (7,797 sqft)
Owner	2 Individual Names on File
Tax Bill	$5,258 (2025)
Deeds & Mortgages	Jul 2022 Mortgage Jul 2020 Mortgage + 1 more
Flood Zone	Zone X (moderate risk)
APN	`8478-002-007`

Property Details

APN / Parcel Number

Primary APN	`8478-002-007`

Interior

Bedrooms	4 Beds
Full Baths	2 Baths
Total Rooms	8 Rooms
Stories	1 Story
Building Area	1,233 sqft Living Area

Exterior

Year Built	Built 1953
Effective Year Built	Effective 1953
Architectural Style	Conventional
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Gable
Roof Material	Gravel
Lot Area	7,797 sqft (0.179 acres)
Lot Dimensions	111 ft deep x 66 ft wide

Utilities, Heating & Cooling

Heating System	Floor/Wall Furnace

Location & Zoning

Street Address	2116 E JAMES AVE
City	WEST COVINA
State	CA
Zip	91791-1924
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	WCR1*
Legal Description	TRACT # 18811 LOT 18
Legal Subdivision	18811
Legal Tract	18811
Legal Block	1
Legal Lot Number	18
Jurisdiction	LOS ANGELES CA
Township / Civil Division	EAST SAN GABRIEL VALLEY
Census Block Group	1
Census Block	1002
Census Tract	406413

Owner

2116 E James Ave is owned and occupied by two individuals who acquired it in June 2017.

Source: Los Angeles County records, as of August 25, 2026

Owner of Record	2 Individual Names on File
Mailing Address	2116 E JAMES AVE, WEST COVINA, CA 91791-1924
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Joint Tenants

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Deeds, Mortgages & Sale History

Date	Document
Jul 13, 2022	Deed of Trust, Mortgage · Conventional Mortgage ROCKET MORTGAGE LLC
Jul 15, 2020	Deed of Trust, Mortgage · Conventional Mortgage UNITED WHOLESALE MORTGAGE
Jun 28, 2017	Intrafamily Transfer, Transfer · FHA Mortgage AMERICAN FINANCIAL RESOURCES INC

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Jun 28, 2017
Deed Sale	Jun 28, 2017
Prior Sale	Mar 14, 2013 · Amount on File
Deed Document Number	2017720053
Prior Transfer Date	Jun 22, 2017
Prior Transfer Doc	0000720053
Record Updated	Oct 29, 2026

July 2022: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2116 E JAMES AVE, WEST COVINA, CA 91791-1924
Transaction Type	Mortgage
Record Updated	Oct 14, 2025

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2116 E JAMES AVE, WEST COVINA, CA 91791-1924

Mortgage

Document Number	0000719935
Date	Jul 13, 2022
Instrument	22-0719935

Lender

Name	ROCKET MORTGAGE LLC
Type	Mortgage Company
Address	DETROIT, MI 48226

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	361 Months
Due	Aug 1, 2052

July 2020: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2116 E JAMES AVE, WEST COVINA, CA 91791-1924
Transaction Type	Mortgage
Record Updated	Feb 5, 2021
Title Company	ORANGE COAST TITLE CO

Transferred To (Grantee/Buyer)

Name	Verified Name

Mortgage

Document Number	0000782378
Date	Jul 15, 2020
Instrument	20-0782378

Lender

Name	UNITED WHOLESALE MORTGAGE
Type	Mortgage Company
Address	PONTIAC, MI 48341

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	361 Months
Due	Aug 1, 2050

June 2017: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Jun 28, 2017
Property Address	2116 E JAMES AVE, WEST COVINA, CA 91791-1924
Document Number	0000720053
Map Reference	MB483 PG11-14
Instrument Date	Jun 22, 2017
Instrument	17-0720053
Transaction Type	Transfer
Record Updated	Sep 22, 2021
Title Company	ORANGE COAST TITLE CO SOCAL

Transaction

Tax	$0.00
Amount Accuracy	No Consideration Stated
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants
Address	2116 E JAMES AVE, WEST COVINA, CA 91791-1924

Mortgage

Document Number	0000720054
Date	Jun 28, 2017
Instrument	17-0720054

Lender

Name	AMERICAN FINANCIAL RESOURCES INC
Type	Funding / Finance Company

Agreement

Type	FHA Mortgage
Amount	Amount on Record
Term	361 Months
Due	Jul 1, 2047

Tax Assessment & Valuation

The 2025 property tax bill for 2116 E James Ave was $5,258 with a homeowner's exemption.

Source: Los Angeles County assessment roll, as of August 25, 2026

Property Jurisdictions

Type	Name
State	California
County	Los Angeles County
Municipality	West Covina City
Unified School District	West Covina Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$427,044 (+2%) Land $296,045 Building $130,999
2025	$5,258.00 Homeowner's exemption	$418,672 Land $290,241 Building $128,431
2023	$4,884.00 (-0.79%) Homeowner's exemption	$402,416 Land $278,971 Building $123,445
2022	$4,923.00

Assessed value is set for property tax purposes and is not a market price estimate.

Flood

FEMA maps place 2116 E James Ave in Zone X, an area of moderate flood risk.

Source: FEMA National Flood Hazard Layer, effective September 30, 2026

FEMA Flood Zone	Zone X moderate risk
500-Year Floodplain	Yes 0.2% annual chance
Flood Insurance Requirement	Not required lenders may require it

Values are read at the parcel center point; lenders make the official flood determination.

Wildfire

The area around 2116 E James Ave has no burnable land within ember reach, so its wildfire risk is not rated.

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	Not rated no burnable land within ember reach

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water System	SUBURBAN WATER SYSTEMS-SAN JOSE private · serves 170,523 people · EPA ID CA1910205
Water Source	Purchased surface water from several systems
Last State Inspection	Aug 2024
Lead	Under 1 ppb (2023–2025) action level 15 ppb

Violations Reported to EPA

Water Quality	None last 10 years
Treatment and Procedure	None last 10 years
Monitoring and Reporting	None last 3 years

Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.

Internet Providers

Source: FCC Broadband Data Collection, based on 632 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Frontier Fiber	5,000 / 5,000
Spectrum Cable	1,000 / 1,000

May also be available: GeoLinks, T-Mobile, Verizon.

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